Planning commission approves Serpentine Lane ceramic studio after parking review; conditional use permit includes return condition

The Pleasanton Planning Commission on July 9 approved a conditional use permit for a ceramic studio on Serpentine Lane after staff reported the building and surrounding complex meet municipal parking requirements and the use includes operational limits intended to reduce impacts.

Staff explained the site (a four‑building complex often referred to as Valley Business Park) has 159 existing parking spaces across the property. Eric, planning staff, said staff evaluates parking by considering the totality of available spaces when there is no recorded parking assignment among multiple owners. Based on the applicant’s submitted hours, tenant information and anticipated attendance, staff concluded the conditional use permit meets Pleasanton Municipal Code parking requirements.

The applicant, an owner/operator seeking to run memberships, classes and occasional camps, told commissioners the studio would limit building occupancy and membership storage. She described membership shelves for regular users and said camps would likely be targeted toward middle‑ and high‑school‑age students because of machinery and safety concerns. The applicant said she expects typical attendance to be 10–15 people, with an upper limit of 30 for special events.

Eric told commissioners the site’s overall parking ratio works out to roughly one parking space per 380 square feet across the complex; the applicant’s building is approximately 3,900 square feet, which translates to roughly ten parking spaces by that ratio. Staff also noted many special events would be scheduled outside normal weekday business hours when other tenants are closed.

Commissioners asked whether the city could revisit the permit if problems emerge. Staff confirmed the standard conditional‑use condition is included: if on‑site operations create conflicts, staff can return the matter to the Planning Commission for modification of conditions or, in rare cases, revocation.

Commissioner Wedge moved to approve the permit per staff recommendations; Commissioner Mohan seconded. Roll call was unanimous: Commissioners Jane (Aye), Mohan (Yes), Pace (Aye), Wedge (Aye) and Chair Morgan (Aye). The motion passed unanimously.

Commissioners and staff praised the applicant’s responsiveness and the city’s review. Several commissioners noted the city can reopen the permit if the parking situation or operations cause impacts to other site tenants. The applicant said the permitting process had been straightforward and she appreciated staff assistance.